HomeMy WebLinkAbout17-48P Evergreen Walk LLC General Plan Unit 16 TOWN OF SOUTH WINDSOR
PLANNING ds ZONING COMMISSION
AFPLICATION FORM RECIP
VSP
Application Number: `
Official Receipt Date: t z-l z- 1°7 -
Munis Application #: 4
SOUTH MNDSM PLANNING DEPT.
APPLICANT: Evergreen Walk, LLC A r:4, 9 -)r)3 �
PROJECT NAME: Evergreen Walk/GDZone
COMPLETE LOCATION OF PROPERTY: 151 Buckland Road
OWNER OF RECORD ON LAND RECORDS: ___. Evergreen Walk, LLC
OWNER ADDRESS: 1109 Rose Lane, Virginia Beach, VA 23451
GIS PIN#_ r 5-36 0 15, J ZONE rn7:
NAME, ADDRESS,TELEPHONE 8s EMAIL ADDRESS OF PERSON TO WHOM INQUIRIES SHOULD BE DIRECTED:
Alan F. Lamson, 19 Silver Lane, East Hartford, A 141J 0 Sb8-4030
alamson@flbarch.com @flbarch.com C-07 c„ D q 30 G, Estimated presentation time3o °miry.
THIS APPLICATION IS FOR.\(Check all that apply):
❑ Zone Change to (Public Hearing and Certificate of Mailing Required)
❑ Open Space Subdivision/Resubdivision (Public Hearing and Certificate of Mailing Required)
❑ Subdivision ❑ Minor ❑ Major
❑ Resubdivision(Public Hearing Required) ❑ Minor ❑ Major
® Conditional Subdivision
❑ Special Exception to Table (Public Hearing and Certificate of Mailing Required)
❑ Site Plan,of Development ❑ New ❑ Modification Building(s) Sq Ft
® General Plan of Development (Modification)
❑ Dept of Motor vehicle License-State Hearing per Section 14-55 for
❑ Earth Filling(Sec. 7.6)and/or Earth Removal(Sec. 7.16) (Public Hearing and Certificate of Mailing Required)
❑ Regulation Amendment ❑Zoning ❑Subdivision-Attach proposed amendment(Public Hearing Required)
❑ Temporary and Conditional Permit(Public Hearing Required) for
❑ Temporary and Conditional Permit Renewal for
❑ Detached In Law Apartment or❑Accessory Apartment (Public Hearing and Certificate of Mailing Required)
❑ Major Home Occupation (Certificate of Mailing Required)for
❑ Other(explain in detail)
*An Ap on Pending Sign is required to be posted on the pro erty far all applications ten{10)days
prior to being heard by the Co salon.
Signature of Applicant Signature v o Owner
John Fingu rra._Evergreen Walk. LLC John F ing terra l EvPrvrP%n Fnl k_ T
.Print Name of Applicant it's Member Print Name of Property Owner
It's Member Revised 2/2014
FLB Architecture & Planning, Inc. 19 Silver Lane East Hartford CT 06118
(860)568-4030 fax: (860)568-5129 e-mail:flb@fibarch.com web:www.fibarch.com
LETTER OF TRANSMITTAL
P:\99508.00\General Plan Of Development 2017 HRA\Application Date 12/8/17 Project No. 99508.00
171208\PZC 171208 Application.Dotx
Attention Michele Li e
To: Planning and Zoning Commission Project Evergreen Walk
Town of South Windsor General Plan of Development
-- E Modification to Unit 16
We are sending you ® Attached ❑ Under separate cover via the following items:
® Prints ❑ Copy of letter ❑ Shop drawings
❑ Original tracings ❑ Copy of memo ❑ Samples
El Specifications p
❑ Change order proposal request ❑ Code modification request
❑ Request for Payment ❑ Change order ® Other as described below
Item no. Copies Date No. Description
1 2 12/8/17 Application Form
2 3 12/8/17 S1-S3 General Plan of Development
THESE ARE TRANSMITTED as checked below:
❑ As requested ❑ Approved ❑ Resubmit copies for approval
❑ For your use ❑ Furnish as corrected ❑ Submit copies to distribute
❑ For review ❑ Rejected ❑ Return corrected prints
&comment ❑ Submit specific item ❑
® For approval ❑ For bids due ❑ Prints returned after loan to us
Remarks: Submitted to reflect chan es in Proposed building laygut on Unit 16
Copy to: file: Evergreen Walk LLC, HRA
Alan F. La on,AIA,AICP
t
If enclosures are not as noted,kindly notify us at once.
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FLB Architecture & Planning, Inc. 19 Silver Lane East Hartford CT 06118
j (860)568-4030 fax: (860)568-5129 e-mail: flb@flbarch.com web:www.fibarch.com
i
TO: Michele Lipe, Town Planner
Town of South Windsor
FROM: Alan F. Lamson, AIA AICP
4f 1.."'
DATE: December 12, 2017
RE: Evergreen Walk
General Plan of Development
Project No. 99508.00
On Friday, December 8, 2017 we filed an application for a modification to the General Plan
of Development for Evergreen Walk. The purpose of the application is to satisfy a
requirement for the approval and sale of Unit 16 at Evergreen Walk (the parcel immediately
north of LA Fitness).
This modification proposes no change to, or increase in, the previously approved land use
types or the amount of proposed development of each land use type. The sole change
being proposed is the building layout on the Unit 16 to more closely reflect the layout that
will be a part of a subsequent application for that unit for a special exception for assisted
living and site plan approval.
c: file
F:\_FLB\OFFICE FORMS\FLB Templates\FLB Communications\FLB Memo.Doc
s
PLANNING DEPARMENT
IN-HOUSE REFERRAL FORM
DATE: 12/11/17
TO: Matt Galligan, Fred Shaw, Michael Gantick, Walter Summers, Jeff Doolittle
Ray Favreau, Chris Dougan, Heather Oatis, Kevin Cooney, Tony Manfre,
John Caldwell, Andrea Confrancesco, Chris Duchesne, Vincent Stetson
FROM: Michele Lipe, AICP, Director of Planning
The Planning&Engineering Departments have received plans for the following projects:
Appl 17-48P, Evergreen Walk General Plan of Development Update
Location: 151 Buckland Road
❑ Site Plan ❑ Subdivision No. Acres 232 ac Zone Buckland
Gateway
❑ Industrial ® Commercial ® Residential No. Lots/Units
Water: ® Public ❑ Private Well Sewerage: ® Public ❑ Septic System
Project Description: Proposed changes to the approved General Plan
Future Town-owned property involved? ❑ Yes ®No
❑ new street(s) ❑ new detention area
❑ new open space/recreation area ❑ active ❑passive
Planning Department notes:
To add an Assisted Living Facility immediately north of LA Fitness
Please comment by 12/26/17 and return to the Planning Department.
General Plan is in the Planning Department
®146 Hartford Road,Manchester,CT 06040 ❑50 Redfield Street,Ste.100,Boston,MA 02122
FUSS&O NEIT j TEL:(860)646-2469 FAX:(860)533-5143 TEL:(617)282-4675 FAX:(617)282-8253
�-+ �-+1, ❑56 Quarry Road,Trumbull,CT 06611 0317 Iron Horse Way,Ste.204, Providence,RI 02908
TEL:(203)374-3748 FAX:(203)374-4391 TEL:(401)861-3070 FAX:(401)861-3076
❑78 Interstate Drive,West Springfield,MA 01089 [1717 Lady Street,Suite E,Columbia,SC 29201
TEL:(413)452-0445 FAX:(413)846-0497 TEL:(803)376-6034 FAX:(803)376-6035
Letter of Transmittal
To: Date: 12/19/17
Jeffery Foldeer/Michele Lipe,AICP Project No: 2000481.A18 Task No.: 10000
Director of Planning
Town of South Windsor Re: Evergreen Walk
1540 Sullivan Avenue
South Windsor CT 06074 South Windsor,CT
Telephone No: 860-644-2511 x252
We are sending you: ®Attached ❑ Under Separate Cover ®via Courier
❑ Shop Drawings ®Prints ❑Plans ❑ Specifications
❑ Copy of Letter ❑ Change Order ❑Reports ❑ Other
Copies Date No. Description
3 Revised
12/18/17 Utility Impact Statement
PtAPI►�IN�DEP�.
❑ For approval ❑Returned loaned prints ❑Furnish as submitted
❑As requested ❑Return signed original ❑Furnish as noted
® For your use ❑ For bids due ❑Rejected
❑For review&comment ❑ Submit copies for distribution ❑Resubmit copies for approval
If you have any questions please contact Haley Busch at 860-646-2469 x 5508.Thank You.
Sign
c: �"
Sama ass
Administrative Assistant
F:\P2000\481\A18\Corres\Sent\Town of South Windsor\2017_12_18_Lipcxtf
Utility Impact act Statement
' For
Evergreen Walk
' South Windsor, Connecticut
' Revised October 2 2015
Revised December 14, 2015
Revised kilay 10, 201?
Revised December 1 8, 201
Developer: Evergreen Walk Associates, LLC
' c/o John Finguerra
1109 Rose Lane
Virginia Beach,VA 23451
FUSS&O'NEILL
Disciplines to Deliver
Engineer: Civil and Environmental
Fuss & O'Neill
146 Hartford Road
Manchester, CT 06040
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FUSS&O'NEILL
UTILITY IMPACT STATEMENT
' FOR
EVERGREEN WALK
SOUTH WINDSOR, CONNECTICUT
SECTION PAGE
' I. INTRODUCTION 1
A. Purpose and Scope................................ ........................................................................ 1
B. Site Location..................................................................................................... 1
' C. Project Description........................................................................................... 1
II. WATER SUPPLY.......................................................................................................2
A. Projected Public Water Supply Requirements....................................................2
' B. Existing Water System...................................................................................... 3
C. Proposed Improvements...................................................................................4
D. Conclusion........................................................................................................ 4
' III. SANITARY SEWERS................................................................................................4
A. Projected Sewage Flows from Proposed Project...............................................4
B. Existing Sewerage Facilities............................................................................... 5
C. Proposed Improvements................................................................................... 6
D. Conclusion........................................................................................................ 6
IV. STORMWATER MANAGEMENT 6
.....................................................................
A. Existing Conditions .... 6
B. Proposed Detention and Storm Sewer System.................................................. 7
' A. Electric Power.................................................................................................. 7
B. Gas................................................................................................................... 7
C. Communications............................................................................................... 7
' EXHIBITS
1. Site Location Plan
2. Water Supply Exhibit
3. Sanitary Sewer Exhibit
' F:\P2000\481\A18\Genera1 Plan of Development\Utility Statement\UtilityReport_2017-12-18.docx
i
FUSS&O NEILL
' I. INTRODUCTION
' A. Purpose and Scope
This Utility Impact Statement has been prepared in accordance with the most
current revisions to the Town of South Windsor Zoning Regulations. Its
purpose is to define,in a general way, the projected impact that the proposed
land uses and intensities will have on the Town's infrastructure,with particular
emphasis on:
1. Water supply and distribution system
2. Sanitary sewers
' 3. Stormwater management
B. Site Location .
' The development site is located in the south central part of the Town of South
Windsor north of the Manchester town line. It is approximately 243 acres in
size and is generally bounded on the north by Deming Street, on the east by
Buckland Road, on the south by Smith Street and on the west by Plum Gulley
Brook (Exhibit 1). On-site existing topographic elevations range from 70 to 150
' feet above mean sea level. The major roadway network that provides primary
access to this project was reviewed during permitting by the Town and the State
Traffic Commission / OSTA and was further discussed in associated Traffic
Impact Studies.
C. Project Description
' The 243 acre site was used for farming for many years. Currently, the Shoppes
at Evergreen Walk (a retail center), ECHN and ECHN II (medical office
buildings),LA Fitness (an indoor recreation center), an independently owned
' medical office building,Tempo Apartments, and other retail and restaurant uses
have been constructed. An additional project approved for construction is a
hotel. Future uses will include additional retail, office uses, and
' residential/institutional. When fully built, Evergreen Walk is anticipated to
include the following development:
TABLE 1
Land Use Previous Size(1) Proposed Change Proposed Size
' Hotel 108 rooms No Change 108 rooms
Indoor recreation 45,000 SF No Change 45,000 SF
Office 251,170 SF No Change 251,170 SF
' Retail 600,480 SF No Change 600,480 SF
Residential 200 units No Change 200 units
Institutional-Residential 290 units No Change 290 units
' The location of Evergreen Walk is shown on the an accomp 5 ying Location Plan
(Exhibit 1). The utilities necessary to support the proposed development area
' are shown on Exhibit 2 (Water Supply) and Exhibit 3 (Sanitary Sewer). The
storm drainage watershed for the site is shown on Exhibit 1.
' F:\P2000\481\A18\General Plan of Development\Utility Statement\UtifityReport_2017-12-18.docx
1
F ,USS&O NEILL
II. WATER SUPPLY
' A. Projected Public Water Supply 1 Requirements
Based on the table of uses indicated in Table 1 and as shown on the Land Use
Study, a projection of domestic water requirements was prepared. This
projection is detailed in Table 2 below:
TABLE 2
Size(S.F.)/
Land Use Units/ Unit Flow Average Peak Daily Peak Hourly Peak Hourly
Description Bedrooms/ (Gal/Day) Daily Flow Flow(1) Flow(z) Flow
Beds (Gal/Day) (Gal/Day) (Gal/Day) (Gal/Min)
' Hotel 108 Rms 150/Rm 16,200 32,400 64,800 45
(No Change)13, (NO Change) (No Change) (No Change) (No Change)
tIndoor 45,000 0.15/S.F. 6,750 13,500 27,000 19
Recreation (No change) (No change) (No change) (Ao change) (No Change)
rOffice 251,170 0.11/S.F. 27,629 55,258 110,516 77
(No Change) (No Change) (No Change) (No Change) (No Change)
Retail 600,480 0.10/S.F. 60,048 120,096 240,192 167
(No Change) (No Change) (No Change) (No Change) (Vo Change)
' Residential 200 150/Rm 45,000 90,000 180,000
Units/300 (No change) (No change) (1\7o change) 125
rooms (No Change)
(No change)
Institutional— 290 Units/ 150/Rm 65,250 130,500 261,000 181.25
Residential(4) 435 rooms
' (No Change) (No Change) (No Change) (No Change)
(No Change)
(1)Peak daily flow is 2.0 times the flow demand for an average day.
(2)The peak hour demand(gallons per day)is 2.0 times the peak daily flow rate.
(3) Quantity in parentheses (typical) from previous report,"Utility Impact Statement for Evergreen Walk",
' revised dated 05/10/2017.
(4)The Institutional—Residential category includes independent living units,which are assumed to have
similar flow when compared to typical residential sources.
In accorda
nce with the usual and customary practice, the tabulated flows must
' be available for usage at residual pressures in the ranging from a low of 25
pounds per square inch to a maximum of about 110 pounds per square inch.
' Requirements for water for fire protection purposes were determined based on
the proposed development. Relative to retail areas, current standards indicate
that a fire flow of 2,000 to 3,000 gpm at a 25 psi minimum residual pressure for
F:\P2000\481\A18\Genera1 Plan ofDet-elopmcnt\Utility Statement\UtilityReport_2017-12-18.docx
2
' FUSS& 'O NEILL
up to a three hour period may be required. As necessary, flow tests and
' calculations will be performed for the various phases to confirm adequate fire
flow service.
' B. Existing Water System
The existing public water system is owned by the Connecticut Water Company
(CWC). The system is operated by the CWC Northern Division,with offices at
' 25 North Road, East Windsor, CT 06088. A 12 inch water main fronts the site
on three sides, Deming Street on the north,Buckland Road on the east, and
Smith Street on the south (Exhibit 2).
' A fire flow test conducted by the CWC on September 24 2014 at a hydrant on
p y
Tamarack Road (South End) yielded a flow of 1,463 gallons per minute (gpm)
with a residual pressure of 72 pounds per square inch (psi). The static pressure
was 90 psi. The hydrant tested is located to the south and west of The Shoppes
at Evergreen Walk.
Additional fire flow tests were conducted b the CWC on September 24 2014 at
y p ,
a hydrant on Tamarack Avenue near the ECHN II medical offices. The hydrant
yielded 1,930 gpm with a residual pressure of 54. The static pressure was 96 psi.
Currently, one 8-inch water main serves ECHN and ECHN II. It branches off
of the 12-inch Deming Street water main and extends south along Tamarack
Avenue toward ECHN II. It then continues along the connector road between
Evergreen Way at LA Fitness and Tamarack Avenue at ECHNII and connects
the 8-inch mains in Evergreen Way and Tamarack Avenue. Additional flow tests
should be conducted on this water main, and results analyzed and coordinated
with the Fire Marshal. The service for LA Fitness branches off of Buckland
' Road and extends west along Cedar Avenue. The Tamarack Avenue extension
at the north end of the site is now connected with the Cedar Avenue stub to
create a loop.
A 12-inch water main branches off of Buckland Road at the southern end of
Evergreen Walk and extends west along Tamarack Avenue. This 12-inch water
' line follows Evergreen Way north for a portion, splits, and then recombines and
is capped near the existing Old Navy. This line serves The Shoppes at
Evergreen Walk.
A 12-inch water main continues down Tamarack Avenue past Evergreen
p g Way.
The 12-inch main then tees at the intersection of Tamarack Avenue and
Longleaf Lane and continues north on Tamarack Avenue and west on Longleaf
Lane. The 12-inch main on Tamarack ends just south of the bridge with a fire
hydrant and blow-off assembly. The 12-inch main on Longleaf Lane extends
down and just past the entrance to the Residences at Evergreen Walk. There
are two 8-inch water main connections to the 12-inch main on Longleaf that
loop through the residential apartments development. There is also an 8-inch
' main that loops the residential apartments main to the east and connects to the
' I":\P2000\481\A18\General Plan of Development\Utility Statement\UtilityReport_2017-12-18.docx
3
' f Ir FUSS&O'NEILL
' 12-inch water ma
in on Tamarack Avenue. This connection is located to the
1 north of the Hotel development site.
C. Proposed Improvements
In the future, additional loops between Evergreen Way and Tamarack Avenue
will be completed,and the 12-inch water main in Tamarack Avenue will extend
from the southern limit of Evergreen Walk to the existing main at ECHNII.
The timing and configuration of these connections are dependent upon future
development and have not yet been determined.
' The Connecticut Water Company (CWC) and Town of Manchester have
executed an agreement that includes the connection of Manchester Water
Department's Buckland Hills system to the CWC system in Buckland Road.
' This connection will ensure there is significant and adequate fire protection to
the Buckland Road area and Evergreen Walk.
' There are no changes to the projected water demand as a result of the most
recent revisions to the General Plan of Development.
D. Conclusion
With the connection to the Town of Manchester's water system, extensions and
future improvements to the water system by Connecticut Water Company,it is
our opinion that the existing and proposed water facilities will provide adequate
water service for domestic and firefighting purposes in the quantities and
pressures required to support the development proposed herein. As necessary,
calculations will be performed for the various phases to confirm adequate fire
flow service, and the necessary improvements will be proposed to address those
needs.
III. SANITARY SEWERS
' A. Projected Sewage Flows from Proposed Project
This General Plan of Development proposes six land uses: office, hotel,
' recreation,retail, residential, and institutional. It is anticipated that sewage will
be generated from this project in the following amounts:
' TABLE 3
Typical Land Use Size(S.F./Units/ Unit Flow(1) Average Daily
Description Rooms/Beds) (Gal/Day) Flow(Gal)
' Hotel 108 rooms 150/rm 16,200
(No Changef) (No Change)
Indoor Recreation 45,000 0.15/S.F. 6,750
' (No Change) (No Change)
Office 251,170 0.11/S.F. 27,629
(No Change) (No Change)
' F:\P2000\481\A18\Genera1 Plan of Development\Utility Statement\UtilityRcport_2017-12-18.docs
4
' f Ir FUSS&O'NEILL
TABLE 3
Typical Land Use Size(S.F./Units/ Unit Flow(1) Average Daily
Description Rooms/Beds) (Gal/Day) Flow(Gal)
Retail 600,480(3) 0.10/S.F. 60,048
' (No Change) (No Change)
Residential 200 units/300 rooms 150/rm 45,000
(No Change) (No change)
' Institutional—Residential 290 units/435 rooms 150/rm 65,250
(No Change) (No Change)
(1)All units of flow were estimated from data generated by Fuss&O'Neill for similar types of
' establishments/uses.
(2) Quantity in parentheses (typical) from previous report,"Utility Impact Statement for
Evergreen Walk",revised dated 05/10/2017.
(3)Including restaurants
The following table summarizes the total average daily flow and includes a
' contribution from groundwater inflow:
TABLE 4
' Contributing Peak Peak Design
Sewage Average Daily Peak Daily Area(Acres) Infiltration(2) Flow
Source Flow(Gal) Flow(1)(Gal) 243 Ac x 60% Flow(Gal) (gal/day)
Project Site 220,877 883,508 146 146,000 1,029,508
(No Changef) (No Change) (No Change)
' (1)Assumes a Peaking Factor of 4.0 for the mixed-use development.
(2)Peak Infiltration=acreage x 1000 gallons/day _
' (3)Quantity in parentheses (typical) from previous report,"Utility Impact Statement for Evergreen Walk",
revised dated 05/10/2017.
' B. Existing Sewerage Facilities
The Evergreen Walk site lies within the wasteshed area of the Clark Street
sewage pump station. Gravity sewers are located in Buckland Road, east of
Deming Street (northern boundary of the site), Clark Street(west of the site),
Wheeler Road (south of the site) and in Smith Street west of Wheeler Road
' (southwest of the site). The sewers from Clark Street, Smith Street, and
Wheeler Road flow by gravity to the Clark Street pump station. The Buckland
Road sewer flows by gravity north.
Sewage from the Original ECHN building at Buckland Road and Deming Street
as well as from Manchester Pediatric Associates currently flows by force main to
' the Buckland Road gravity system. In addition, ECHN II and ECHN III
sewage flows southerly by force main to the gravity branch located west of LA
Fitness.
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5
FUSS&O NEILL
' In 1995 Weston and Sampsonperformed
p p ed a sewer study of the Buckland Road
' wasteshed, and determined the most cost effective sewering plan for the
wasteshed. The most cost effective sewer alignment to serve what is now the
Evergreen Walk site was found to be a gravity sewer which connected to the
' existing sewer system on Clark Street. Such an alignment included the
installation of 1,900 lineal feet of 12 inch sewer from a manhole north of the
Clark Street pump station to the western property line of Evergreen Walk,
generally as shown on Exhibit 3. From that point, the entire site could be
' served. The new alignment is in place and referred to as the Gateway Trunk
Sewer. This alignment required the crossing of wetlands and Plum Gulley
Brook.
Improvements to the capacity of the Clark Street pump station are not required
' to accommodate sewage flows anticipated by the proposed General Plan of
Development.
' C. Proposed Improvements
There are no changes to the projected sewer flows as a result of the most recent
revisions to the General Plan of Development. There are no additional off-site
improvements required for the proposed Evergreen Walk development.
' D. Conclusion
The quantity of sewage to be discharged from the uses proposed in the
' development plan can be adequately served by the existing Town of South
Windsor sewerage facilities.
' IV. STORMWATER MANAGEMENT
A. Existing Conditions
' The proposed project is situated on a parcel of land containing 243 acres located
west of Buckland Road, north of Smith Street and south of Deming Street.
Plum Gulley Brook flows near the westerly boundary of the project and is
actually within the project area for a distance of about 2400 feet. There are two
unnamed streams on the site that are tributary to Plum Gulley Brook. One of
' the streams flows along the southerly boundary and originates south of Smith
Street. The larger stream flows west to east from Buckland Road about 2,000
feet north of Smith Street. This second stream,which originates on the east
' side of Buckland Road,joins Plum Gulley Brook within the project area.
In addition to the stormwater runoff from within the project area, there are
' about 190 acres east of Buckland Road that drain to the project. Part of this
flow is from the detention basin constructed as a part of the Lowe's/Target
project. It is assumed that any future construction within the drainage area east
' of Buckland Road will include detention facilities that will maintain flow rates
equal to existing levels.
F:\P2000\481\A18\Genera1 Plan of Development\UriGty Statement\UtifityReport_2017-12-18.docx
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' FUSS&O'NEILL
All of the stormwater runoff from the site and the area east of Buckland Ro
ad
' discharges to Plum Gulley Brook. A little over one mile downstream of the
proposed development, Plum Gulley Brook and Whaples Brook join at Vintons
Mill Pond to form the Podunk River.
' B. Proposed Detention and Storm Sewer System
In order to minimize environmental damage and the possibility of increased
runoff overloading downstream drainage facilities, stormwater best management
practices (BMPs) will be utilized both during and after construction. A series of
sedimentation and detention basins have been and will be constructed to control
sediment and peak storm flows. Infiltration of stormwater will be utilized where
geologic conditions permit. During the design stage, efforts will be made to
' create detention and infiltration basins that are aesthetically pleasing and
nuisance free. The stormwater resulting from the most recent changes to the
General Plan of Development (i.e. Harbor Retirement Associates Assisted
' Living Facility) will be discharged to and attenuated in Detention Basin #7,
located west of ECHN II and Unit 12.
During construction, erosion control measures will be installed to minimize
erosion and sedimentation. Haybale erosion checks and silt fence will be
installed where needed. Sedimentation basins will be constructed when needed.
In some cases, detention basins may be used as temporary sedimentation basins.
' All erosion control measures will be constructed in accordance with the
requirements of the latest edition of Connecticut"Guidelines for Soil Erosion
' and Sediment Control".
V. OTHER UTILITIES
A. Electric Power
Past discussions with officials of Eversource indicate that no problems exist
relative to the supply of power to the proposed site. New service to the site is
and will continue to be underground.
' B. Gas
' Yankee Gas has a main line in Deming Street and Buckland Road that is
adequate to serve the proposed development. The Deming Street gas line
serves ECHN. The Buckland Road gas line branches off onto the southern
Tamarack Avenue by The Shoppes and along Cedar Avenue south of LA
' Fitness. The Cedar Avenue branch currently serves LA Fitness and ECHN 1I.
' C. Communications
There is adequate telephone and data service available to the proposed
development.
F:\P2000\481\A18\General Plan of Development\Utility Statement\UtihtyReport_2017-12-18.docs
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FLB Architecture & Planning, Inc. 19 Silver Lane East Hartford CT 06118
(860)568-4030 fax: (860)568-5129 e-mail:fib@flbarch.com web:www.fibarch.com
February 8, 2018
Planning and Zoning Commission
Town of South Windsor
1540 Sullivan Avenue
South Windsor, Connecticut 06074
Re: Evergreen Walk
General Plan of Development
Application #17-48P
Project No. 99508.00
Dear Commissioners,
We are requesting that the public hearing on the subject application, scheduled for February
13, 2018, be moved to March 13, 2018 to allow us to have the people there to present the
application that we need.
To accommodate this request we are authorizing and approving an extension of time in
which to hold the hearing of 65 days.
Very truly yours,
Alan F. Lamson, AIA, AICP
Vice President, Duly Authorized
Planning Director
c: file
P:\99508.00\General Plan Of Development 2017 HRA\PZC 180208 Extension Of Time For Hearing.Dotx
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wC 1540 SULLIVAN AVENUE• SOUTH WINDSOR, CT 06074
`tfY°SOR•CO�e� TELEPHONE (860) 644-2511
February 26, 2018
Evergreen Walk, LLC
c/o Alan F. Lamson
19 Silver Lane
East Hartford, CT 06118
Dear Mr. Lamson:
Re: Appl. 17-48P, Evergreen Walk LLC General Plan of Development Modification
Please be advised that the above referenced matter has been scheduled on the
Planning 8v Zoning Commission Regular Meeting agenda for Tuesday, March 13,
2018 in the Madden Room of the South Windsor Town Hall, 1540 Sullivan Avenue.
The Regular Meeting will follow the Public Hearing which begins at 7:30 p.m.
Someone must be present at the meeting to represent the application.
Four signs advertising the meeting must be posted on the property for ten (10)
consecutive days prior to the meeting and must be clearly visible from a town street.
The signs must be posted at the entrances drives on Buckland Road and Deming
Street by Friday, March 2, 2018.
Signs can be obtained in the Planning Department, Monday through Friday, 8:00
a.m. - 4:30 p.m. If you have any questions regarding this letter, please call 860-644-
2511, Ext 253.
Sincerely,
Lauren Zarambo
Administrative Secretary
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SOUTH WINDSOR PLANNING DEPT.
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° FLB Architecture & Planning, Inc. 19 Silver Lane East Hartford CT 0118
(860)568- 30 fax: (860)568-529 e-mail:flb@flbarch.com web:www.flbarch.co
LETTER OF TRANSMITTAL
P:\99508.00\General Plan Of Development 2017 HRA\SWPZC Date 3/21/18 Project No. 99508.00
180321 Revised GPD.Dotx
Attention Michele Li e
To: Planning &Zoning Commission Project Evergreen Walk
Town of South Windsor Buckland Road
We are sending you ® Attached ❑ Under separate cover via the following items:
® Prints ❑ Copy of letter ❑ Shop drawings
❑ Original tracings ❑ Copy of memo ❑ Samples
❑ Specifications ❑ Change order proposal request ❑ Code modification request
❑ Request for Payment ❑ Change order ❑ Other as described below
Item no. Copies Date No. Description
1 5 3/15/18 Z-3 1-3 of 3 General Plan of Development
THESE ARE TRANSMITTED as checked below:
❑ As requested ❑ Approved ❑ Resubmit copies for approval
❑ For your use ❑ Furnish as corrected ❑ Submit copies to distribute
❑ For review ❑ Rejected ❑ Return corrected prints
&comment ❑ Submit specific item ❑
® For approval ❑ Forbids due ❑ Prints returned after loan to us
Remarks: We have modified the submitted General Plan to more accurately reflect the uses approved in the
State traffic permit and approvals already received fro the Planning and Zoning Commission.
}
Copy to: file. Evergreen Walk LLC:
Alan F. Lamson,AIA,AICP
If enclosures are not as noted,kindly notify us at once.
SOW N Sf4
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• w� 1540 SULLIVAN AVENUE •SOUTH WINDSOR, CT 06074
R-Co e� TELEPHONE(860) 644-2511
March 26, 2018
Evergreen Walk, LLC
c/o Alan F. Lamson
19 Silver Lane
East Hartford, CT 06118
Dear Mr. Lamson:
Re: Appl. 17-48P, Evergreen Walk LLC General Plan of Development Modification
Please be advised that the above referenced matter has been scheduled on the
Planning & Zoning Commission Regular Meeting agenda for Tuesday, April 10, 2018
in the Madden Room of the South Windsor Town Hall, 1540 Sullivan Avenue. The
Regular Meeting will follow the Public Hearing which begins at 7:30 p.m. Someone
must be present at the meeting to represent the application.
Four signs advertising the meeting must be posted on the property for ten (10)
consecutive days prior to the meeting and must be clearly visible from a town street.
The signs must be posted at the entrances drives on Buckland Road and Deming
Street by Friday, March 30, 2018.
Signs can be obtained in the Planning Department, Monday through Friday, 8:00
a.m. _ 4:30 p.m. If you have any questions regarding this letter, please call 860-644-
2511, Ext 253.
Sincerely,
Lauren Zarambo
Administrative Secretary
Lipe, Michele.
From: Summers;Walter
Sent: Tuesday,April 10, 2018 8:20 AM
To: Lipe, Michele; Galligan, Matthew
Subject: FW: CTWater/ Manchester/South Windsor Emergency Valve
FYI
Walter Summers, Fire Marshal
Mail: 1540 Sullivan Ave., South Windsor, CT, 06074
Office: 232 West Rd.
860-282-0669 Ext I
www.southwindsor.org
Working Smoke Alarms and Carbon Monoxide Alarms Saves Lives
Please be advised that all emails to and from the Town of'South Windsor are subject to FOI requests.
This e-mail message is intended only for the named recipient(v) above. It may contain confidential information
that is privileged or that constitutes official work product. If you are not the intended recipient, you are hereby
notified that any use, dissemination, distribution or copying of'this e-mail and any attachments) is strictly
prohibited.
From: Paul Lowry [mailto:PLowry@ctwater.com]
Sent:Tuesday,April 10, 2018 8:14 AM
To:Summers,Walter<Walter.Summers@southwindsor.org>
Subject: FW: CTWater/Manchester/South Windsor Emergency Valve
FYI
From: Paul Lowry
Sent: Tuesday, April 10, 2018 8:14 AM
To: 'Ronald Bomengen'; Gerald McDermott
Subject: RE: CTWater/ Manchester/ South Windsor Emergency Valve
Ron,
We approvals from Manchester Water to install the needed instrumentation in the meter vault,that work is scheduled
for this month.After the instrumentation is completed all we have left to do is test the operation of all the moving parts.
Paul
From: Ronald Bomengen [mailto:rbomengen(Wando.com]
Sent: Monday,April 09, 2018 11:04 AM
To: Paul Lowry; Gerald McDermott
Subject: CTWater/ Manchester/ South Windsor Emergency Valve
Good morning Paul,
I have a meeting with the Planning and Zoning Commission tomorrow night in South Windsor. They are most
likely going to ask about the valve and the status of it. Can you give me any updates? The last update I
1
received,you had said that communication conduits needed to be installed and that would be the final step
which should be done by the end of April. Is this still accurate?
Ron Bomengen, PE, LEED AP
Senior Project Manager
Fuss&O'Neill,Inc 1146 Hartford Road I Manchester,CT 06040
860.646.2469 x5253 I rbomenaen@fando.com I cell: 860.794.4988
www.fando.com I twitter I facebook I linkedin
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Appl. #17-43P, Evergreen Walk General Plan
of Development Modification
4-24-2018
Planning Department Report
1. The original general plan approved in 2001 and this plan was renewed in 2014 and
modified last year. This is a request for a modification to the General Plan of
Development layout to decrease/increase approved square footages/units of certain uses
to the following on property located at 151 Buckland Road (within `Evergreen Walk'),
on the westerly side of Buckland Road, on the southerly side of Deming Street and
northerly of Smith Street, Buckland Road Gateway Development Zone
2. Proposed changes with this modification include:
• Location of future assisted living development north of LA Fitness. Assisted
Living facilities are permitted in the Buckland Gateway Development zone by
special exception.
3. Utility impacts to assess proposed changes were addressed in the report that you
received. This report was reviewed by Town Staff and no concerns were expressed.
Adequate public water is and sewers are available in the area and details designs would
be reviewed at the time of site plan approval. Changes in the traffic volumes have been
submitted to OSTA for review and approval.
4. All of the parking proposed for this new facility shows parking distributed around
buildings. The Gateway zone regulation notes that it is the intent of this regulation to
create off-street parking that is creative and to achieve attractive, innovative parking
layouts that will accent and highlight buildings and features of the zone.
5. There are regulated wetlands on the periphery of the proposal. Existing trees and
hedgerows must be incorporated into site design and preserved to the maximum extent
possible tree and hedgerow preservation must be addressed with the site plan.
6. Pedestrian access is shown throughout the site and is shown connecting to the sidewalk
network within the development. At the time of the site plan, we would be looking for
connection to the Buckland Road sidewalks as well.
7. A walking trail system proposed along the western portion of the site will be completed
up to the new Independent Living Facility with that new construction. As development
approvals continue, the Commission will want to continue to ensure that there is a
strong pedestrian and bicycle connection between the many facets of the project
continue and the internal trail system gets completed.
8. Some improvements required with the last update included: further commitment to
complete another section of the walking trail, completion of the final pavement (along
Cedar Ave heading south), and requirement to complete the water loop as required by
i
the Fire Marshal and CT Water. My understanding is from a recent correspondence
from CT Water is that the work is scheduled to be completed this month.
9. Some of the remaining items include future phases of the walking trail; removal of
structures on site such as the old barns and the vacant houses along Buckland Road.
We recently talked with the applicant about the potential of providing a communication
easement along the walk way for future fiber or other interconnectivity by the town.
1 O.Prior to any actual building or site construction, a full site plan of development that is
in conformance with the approved general plan must be submitted and approved by the
Commission as well as the Inland Wetlands Agency and the WPCA. The site plan will
include all of the engineering details as well as final building design and site layout.
I Llf this General Plan is approved, Planning Dept. requests:
All of the conditions of the 2014 general plan approval will remain in effect.
Note for the file: In 2016 the PZC
• 2016 changes - The addition of a 255,200 sf of continuing care (institutional
use) which would include 160 units of independent living; 160 units of
assisted living; and 55 units of institutional in a four story facility.
• Eliminate 80,000 sf of potential retail and 30,000 sf of potential recreational
use
Note for the file: In 2017 the PZC
• Reduce to 600,480 sf of retail;
• Reduce hotel rooms to 208; reduce office to 251,170
• Eliminate the institutional use and increase assisted living units to 290
• No changes to 200 Apartment or 75,000 Recreational use
2
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w� 1540 SULLIVAN AVENUE • SOUTH WINDSOR, CT 06074
SOR.C� TELEPHONE (860) 644-2511
CERTIFIED MAIL 7014 2120 0003 3214 4013
April 26, 2018
Evergreen Walk, LLC
C/o Alan Lamson
FLB Architecture &Planning, Inc.
19 Silver Lane
East Hartford, CT 06118
Re: Appl. 17-48P, Evergreen Walk LLC, General Plan of Development Modification
Dear Mr. Lamson:
We are pleased to advise you that the Planning&Zoning Commission voted on April 24,2018
to approve modifications to the General Plan of Development to show the location of a proposed
assisted living facility on Unit 16, on property located at 151 Buckland Road(within`Evergreen
Walk'), on the westerly side of Buckland Road, on the southerly side of Deming Street and
northerly of Smith Street,Buckland Road Gateway Development Zone as shown on plans
prepared by FLB Architecture and Planning, Inc., Project No. 99508.00, Sheets Z3-1 through 3,
dated 3/15/18 as revised with the following conditions:
The Commission notes that this approval is for a General Plan of Development,which does
not address all engineering and site design details.
1. A Special Exception and/or Site Plan of Development approval is required prior to
construction,per Section 4.2.15.1)of the zoning regulations.
2. At the time of site plan submission,the Commission will review all specific details of the
project,including,but not limited to,the following concerns raised during the General
Plan of Development update application process:
• Timeframe for completion of the walking trail;
• Identify mature trees within the undeveloped pieces along the Buckland Road
frontage on future site plans and incorporate into the site plan. An arborist report
provided if removal of significant trees are proposed to be removed with the 65 foot
setback.
3. No building permits will be issued until any required OSTA certificate has been issued
(per CGS §14-311).
4. All approval conditions of the March 11, 2014 for Appl. 14-09P,Evergreen Walk
General Plan of Development remain in effect.
Black and white mylars of Sheets Z3 -1 through 3 of the General Plan of Development, with this
approval letter reproduced thereon,must be submitted. After the mylars have been endorsed by
the Commission,they will be returned to you for filing in the office of the Town Clerk. Three
print copies of the entire set of plans must also be submitted.
Sincerely,
2
Bart Pacekonis, Chairman
Planning and Zoning Commission
BP/llz
Cc: Town Engineer
Chief Building Official
Assessor
SOWN SfA
w� 1540 SULLIVAN AVENUE• SOUTH WINDSOR, CT 06074
f�dsox co�'`� TELEPHONE(860) 644-2511
CERTIFIED MAIL 7011 1570 0000 6337 4472
March 13,2014
Mr. Alan Lamson
FLB Architecture &Planning,Inc.
19 Silver Lane
East Hartford, CT 06118
Re: Appl. 14-09P,Evergreen Walk, General Plan of Development Reapproval
Dear Mr. Lamson:
At its March 11, 2014, meeting, the Planning and Zoning Commission voted to approve your
request for Evergreen Walk, General Plan of Development Reapproval as shown on plans
prepared by FLB Architecture&Planning, Inc,Job No. 99508.00,sheets Z3-1 through 3,dated
02/24/2014 as revised. This approval is subject to the following conditions:
1. Site Plan of Development approval is required prior to construction,per Section 4.2.150 of
the zoning regulations. Construction phasing must be included on Site Plan of Development
if appropriate.
2. No building permits will be issued until any required STC certificate has been issued(per
CGS §14-311).
3. The Commission notes that this approval is for a General Plan of Development, which does
not address all engineering and site design details.The applicant must submit an application
for a site plan of development approval,at which time the Commission will review all
specific details of the project,including but not limited to the following concerns raised
during the Zone Change/General Plan application process:
• The applicant must evaluate modifying the existing intersection at Tamarack and
Evergreen Way for consideration of incorporating a four-way stop. _ .-
• Any application for approval of a"Final Plan"for the development of an additional area
within Evergreen Walk, which area is not as of this date the subject of an approved"Final
Plan", shall require submission of a written plan of action to provide adequate water
supply for the proposed use. This requirement shall not apply to a modification of any
existing "Final Plan"approval for any portions of Evergreen Walk.
3. The Plum Gulley Brook/Podunk River watershed is a highly sensitive watershed and stream
corridor,hydrologically,hydraulically and ecologically. Storm drainage design at the site
plan stage must thoroughly and adequately address storm water quality and quantity,
including both on-site and downstream impacts.
4. Views of parking areas from Buckland Road must be minimized through the use of berms
and perimeter landscaping. Parking lot lighting in close proximity to Buckland Road will be
pedestrian-style(but may be higher and brighter).
5. Roofs and roof equipment must be screened from Buckland Road, Smith Street and Deming
Road.
6. Pedestrian and bicycle interconnection between the lifestyle center("main street"retail
center),indoor recreation facilities, office and housing must be provided.
7. Delivery trucks must use routes other than the"main street"to make site deliveries.
8. When details of Buckland Road widening are finalized at the site plan stage, adequate
additional right-of-way along Buckland Road must be provided.
9. Trees and hedgerows must be preserved to the maximum extent possible;preservation details
to be shown on the site plan.
10.No outdoor storage is allowed in the Gateway zone,per Section 5.8.6.c of the zoning
regulations.
11. Construction phasing, including phasing of external roadway improvements, must be shown
on the site plan.
12. As additional green space is added,it should include some of the site's existing natural
features.
Black and white mylars of Sheets Z3 -1 through 3 of the General Plan of Development,with this
approval letter reproduced thereon,must be submitted. After the mylars have been endorsed by
the Commission,they will be returned to you for filing in the office of the Town Clerk. Three
blueprint copies of the entire set of plans must also be submitted.
Sincerely,
Bart Pacekonis, Chairman
Planning and Zoning Commission
BP/llz
cc: Fuss &O'Neill
Town Engineer
Chief Building Official
Assessor